AGENDA CHARTER TOWNSHIP OF MERIDIAN PLANNING COMMISSION REGULAR MEETING April 23, PM

Transcription

1 AGENDA CHARTER TOWNSHIP OF MERIDIAN PLANNING COMMISSION REGULAR MEETING April 23, PM 1. CALL MEETING TO ORDER 2. PUBLIC REMARKS 3. APPROVAL OF AGENDA 4. APPROVAL OF MINUTES A. March 26, 2018 Regular Meeting 5. COMMUNICATIONS A. Brad Garmon RE: Rezoning #18030 B. Brad & Linda Brogren RE: Rezoning #18050 C. Pritoj Gill RE: Rezoning #18040 D. Thomas C. Voice RE: Rezoning #18050 E. John & Jean Kaufmann RE: Rezoning #18050 F. Roland Harmes RE: Rezoning # PUBLIC HEARINGS A. Rezoning #18040 (Whiddon), rezone approximately 1.12 acres located at 2112 Lake Lansing Road from RA (Single Family-Medium Density) to RC (Multiple Family). B. Rezoning #18050 (Eyde), rezone approximately acres located at 5080 Cornell Road from RR (Rural Residential) to RAA (Single Family-Low Density. 7. UNFINISHED BUSINESS - NONE 8. OTHER BUSINESS A. Accessory Dwelling Units. B. Form-based code work session. 9. TOWNSHIP BOARD, PLANNING COMMISSION OFFICER, COMMITTEE CHAIR, AND STAFF COMMENTS OR REPORTS 10. PROJECT UPDATES A. New Applications - NONE B. Site Plans Received 1. Site Plan Review # (Oliver Hatcher), revision to approved site plan for new Marriott Courtyard hotel at 3545 Meridian Crossing Drive. 2. Site Plan Review # (Carlin), addition of vestibule to office building at 1841 Newman Road. All comments limited to 3 minutes, unless prior approval for additional time for good cause is obtained from the Planning Commission Chairperson. Meeting Location: 5151 Marsh Road, Okemos, Ml Individuals with disabilities requiring auxiliary aids or services should contact Township Manager Frank L. Walsh, 5151 Marsh Road, Okemos, MI or Ten Day Notice is Required. Providing a safe and welcoming, sustainable, prime community.

2 Planning Commission Agenda April 23, 2018 Page 2 C. Site Plans Approved 1. Site Plan Review #18-05 (Cook), installation of new entrance ramp at 1574 Haslett Road. 2. Site Plan Review #17-02 (Portnoy & Tu), revision to approved site plan for new dentist office at 2476 Jolly Road. 3. Site Plan Review #18-06 (Good Eats Diva), installation of outdoor seating area at 1561 Haslett Road. 11. PUBLIC REMARKS 12. ADJOURNMENT 13. POST SCRIPT: HOLLY CORDILL TENTATIVE PLANNING COMMISSION AGENDA May 14, PUBLIC HEARINGS A. Zoning Amendment #18060 (Township Board), amend Section of the Code of Ordinances to add outdoor recreation activities as uses ancillary to a bowling alley, indoor recreation facility, or health and physical fitness establishment by special use permit in the C-2 (Commercial) zoning district. 2. UNFINISHED BUSINESS A. Rezoning #18040 (Whiddon), rezone approximately 1.12 acres located at 2112 Lake Lansing Road from RA (Single Family-Medium Density) to RC (Multiple Family). B. Rezoning #18050 (Eyde), rezone approximately acres located at 5080 Cornell Road from RR (Rural Residential) to RAA (Single Family-Low Density. 3. OTHER BUSINESS A. Future Land Use Map categories. B. Form-based code. Providing a safe and welcoming, sustainable, prime community.

3 CHARTER TOWNSHIP OF MERIDIAN PLANNING COMMISSION REGULAR MEETING MINUTES DRAFT March 26, Marsh Road, Okemos, MI , Town Hall Room, 7:00 P.M. PRESENT: Commissioners Lane, Richards, Ianni, Premoe, Scott-Craig, Stivers, Trezise, Cordill, Shrewsbury ABSENT: None STAFF: Director of Community Planning and Development Mark Kieselbach, Principal Planner Peter Menser 1. Call meeting to order Chair Ianni called the regular meeting to order at 7:02 P.M. 2. Public Remarks None 3. Approval of Agenda Vice-Chair Scott-Craig moved to approve the agenda as written. Supported by Commissioner Premoe. VOICE VOTE: Motion approved unanimously. 4. Approval of Minutes A. March 12, 2018 Regular Minutes Commissioner Stivers moved to approve the minutes as written. Seconded by Commissioner Richards. VOICE VOTE: Motion approved unanimously. 5. Communications A. Karen and Dennis Rich RE: Zoning and Amendment #18020 B. Steven L. Cook RE: Rezoning # Public hearings - NONE 7. Unfinished Business A. Rezoning #18030 (Haslett Holding, LLC), rezone approximately five acres from RR (Rural Residential) to RA (Single Family-Medium Density) at 580 Haslett Road. Vice-Chair Scott-Craig moved to approve the rezoning. Supported by Commissioner Lane.

4 Planning Commission Regular Meeting Minutes -DRAFT- March 26, 2018 Page 2 Vice-Chair Scott-Craig remarked the rezoning would not be consistent with the Master Plan but would be consistent with the surrounding property s zoning. Commissioner Stivers asked for a moment to consider at letter in the meeting packet. Commissioner Cordill pointed out that the resolution provided states the rezoning is consistent with the Master Plan s future land use map but it is not consistent with the future land use map. She made a friendly amendment to strike the 2 nd to last whereas in the resolution. Vice-Chair Scott Craig accepted the friendly amendment. Commissioner Lane accepted the friendly amendment. ROLL CALL VOTE: YEAS: Vice-Chair Scott-Craig, Commissioners Lane, Richards, Stivers, Premoe, Trezise, Shrewsberry, Cordill and Chair Ianni. NAYS: None MOTION CARRIES: Other Business A. Form-Based Code update Principal Planner Menser said there was a memo in the meeting packet about having a work session on April 30, 2018 to have the consultants from Shaping the Avenue come in to answer questions and discuss form based code. He said he would like to get an idea of who could attend on April 30 th and was hoping a majority of commissioners could attend on that date. A roll call vote indicated all of the Planning Commissioners would be able to attend on April 30, Principal Planner Menser asked the Commissioners to submit questions to staff prior to April 30 so the consultants can make sure they address all of questions commissioners have regarding Form Based Code. Commissioner Cordill recommended having a work session prior to the next two April meetings to work out questions for the consultants. Chair Ianni said he would rather have topic added to the regular agendas under other business rather than adding work sessions. 9. TOWNSHIP BOARD, PLANNING COMMISSION OFFICER, COMMITTEE CHAIR, AND STAFF COMMENTS OR REPORTS-NONE

5 Planning Commission Regular Meeting Minutes -DRAFT- March 26, 2018 Page PROJECT UPDATES A. New Applications - None B. Site Plan Received 1. Site Plan Review # (GMRI, Inc.), renovate Olive Garden restaurant at 5015 Marsh Road. 2. Site Plan Review #18-04 (Gillett), add outdoor seating for Saddleback BBQ restaurant at 1754 Central Park Drive. C. Site Plans Approved 1. Site Plan Review #18-02(Stockwell), construct 11,736 square foot shopping center at 1560 Grand River Avenue. 11. PUBLIC REMARKS-NONE 12. ADJOURNMENT Commissioner Cordill moved to adjourn the meeting. Supported by Commissioner Premoe. VOICE VOTE: Motion carried unanimously. Chair Ianni adjourned the regular meeting at 7:35 p.m. Respectfully Submitted, Angela M. Ryan Recording Secretary

6

7

8

9 April 15, 2018 Peter Menser, Principle Planner Meridian Charter Township 5151 Marsh Rd. Okemos, MI Subject: Rezoning #18050 (Eyde) Dear Mr. Menser, Please consider this letter as our strong disapproval of rezoning 5080 Cornell Rd. from RR to RAA. As discussed with you by phone and substantiated by the application you provided me, this rezoning request has no merit. Simply stated, the parcel in question is outside the township s urban service area as defined in the 2017 Master Plan approved by the Meridian Township Board on November 21, This in its self should negate rezoning to RAA which you indicated to me requires water and sewer. As long as we can remember (and we ve lived in the township 45 years), the township has touted its eastern third as defining our rural character. Cornell Road is a Natural Beauty Road and exemplifies a boundary for rural parts of the township. Residents and property owners have learned to appreciate rural living and fully expect our township officials to abide by policies such as the 2017 Master Plan. A review of the application s Part II, B. lists responses from the applicant s representative which have no basis. The reason that recent development in close proximity to the property is justification to rezone is foolhardy. If that were the case, why have an urban service boundary. Also, the new sewer is already in place and it would allow best use of the property, is a direct contradiction of what a service boundary defines. Naturally, sewer and water lines lead up to such boundaries as they do elsewhere in the township. The township owns and controls the sewer lines referred to in the application and can deny a construction permit for extension based on the Master Plan. Additionally, other infrastructure concerns would surface should such rezoning be allowed. Storm water management, vehicular traffic and pedestrian safety all come to mind. You are probably aware, Cornell Rd. was recently rebuilt and through the public hearing process, decisions were made to maintain our beautiful trees. This decision negated installing shoulders or bike lanes. As such, Cornell Road is not easy to navigate as a pedestrian or bicyclist. Allowing such rezoning on Cornell Road would pose a serious safety threat for the number of individuals living on such a small parcel of land.

10 Please consider our comments appropriately and pass this letter along to the Planning Commission. We plan to attend the April 23 public hearing to further support our request for denial of this rezoning. Sincerely, Brad and Linda Brogren 5004 Cornell Rd. Okemos, MI 48864

11 Peter Menser From: Sent: To: Subject: PRITOJ GILL Saturday, April 14, :40 AM Peter Menser Rezoning #18040 (Cynthia E. Whiddon) I am writing to oppose the rezoning of the lot at 2112 Lake Lansing Road from Single Family to Multiple Family. Just North of this lot is the Subdivision of Lake Lansing Estates and Sierra Ridge Estates. Some of the lots back up to lot mentioned for rezoning. Many of the residents when purchasing their properties had purchased based on the character of the neighborhood. It is all single family houses. Even the above mentioned lot is a Single Family dwelling. I have no opposition to maintaining it as a Single Family Dwelling. However multiple family dwelling should not be all=lowed considering the size of the lot, location of lot at a T- Junction of Lake Lansing and Okemos Rd, and the character of the surrounding neighborhood. Based on these facts I strongly oppose the rezoning of the above said lot. Thanks Pritoj Gill 6019 Marietta Way East Lansing, MI ( Sierra Ridge Estates)

12 Thomas C. Voice 5160 Cornell Rd. Okemos, MI April 16, 2018 Peter Menser, Principle Planner Meridian Charter Township 5151 Marsh Rd. Okemos, MI Subject: Rezoning #18050 (Eyde) Dear Mr. Menser, I would like to register my strong objection to this rezoning proposal. I ask that you please forward this to the planning commission. This section of Cornell Road is an integral part of the Township s low-density rural residential character and rezoning it would change this character irreversibly. I believe there are at least 3 good reasons for rejecting the request: 1. It is fundamentally unfair to those of who purchased parcels in this area based on its rural character, which is supposed to be protected by the Township through zoning consistent with the Master Plan, to remove this protection. To grant the request would be equivalent to taking something from us the quality of life we have invested in and quite possibly, some fraction of our actual property values. 2. We all know that the reason for this request is because a future high-density development on the property will be more profitable than anything that could be done under the current classification. I fail to see why the Township should forego the benefits of the rural residential areas it has protected thus far, or that nearby property owners should sacrifice as outlined above, when the beneficiary is a landowner who should have no reasonable expectation of receiving such a benefit. 3. The argument that there are other recent residential developments in the area does not accurately portray the situation. The rezoning for the development on the west side of Cornell Road was highly contentious and politicized, and only approved after detailed review of the site plans to ensure minimal impact on the character of the area. A much larger parcel was involved and specific measures were required to isolate the development from the road and to prevent connection to even larger development further to the west. I fail to see why the current request should be approved absent a specific plan that protects the character of the area. Thank you. Thomas C. Voice

13

14

15

16

17

18

19

20

21

22

23 To: From: Planning Commission Peter Menser, Principal Planner Keith Chapman, Assistant Planner Date: April 20, 2018 Re: Rezoning #18040 (Whiddon), rezone approximately 1.12 acres located at 2112 Lake Lansing Road from RA (Single Family-Medium Density) to RC (Multiple Family). Cynthia E. Whiddon has requested the rezoning of approximately 1.12 acres located at 2112 Lake Lansing Road from RA (Single Family-Medium Density) to RC (Multiple Family). The site is located on the north side of Lake Lansing Road, east of Okemos Road, and south of the Lake Lansing Estates subdivision. The property has feet of frontage on Lake Lansing Road. The RC district allows two-family (duplex) dwellings by right and multiple family developments up to 14 dwelling units per acre by special use permit. The Future Land Use Map from the 2017 Master Plan designates the subject property in the R1 Residential dwelling units per acre (du/a) category FUTURE LAND USE MAP

24 Rezoning #18040 (Whiddon) Planning Commission (4/23/18) Page 2 Zoning The subject site is located in the RA (Single Family-Medium Density) zoning district, which requires a minimum of 80 feet of lot width and 10,000 square feet of lot area. The requested RC zoning district requires a minimum 100 feet of lot width and there is no requirement for lot area. With feet of lot width on Lake Lansing Road and 1.12 acres (48,787.2 sq. ft.) of lot area the site meets the minimum standards for both lot area and lot width for both the current RA and proposed RC zoning districts. The following table illustrates the existing lot width and lot area standards for the existing RA and proposed RC zoning districts: ZONING DISTRICT MINIMUM MINIMUM LOT AREA LOT WIDTH RA 10,000 sq. ft. 80 ft. RC None 100 ft. ZONING MAP Providing a safe and welcoming, sustainable, prime community.

25 Rezoning #18040 (Whiddon) Planning Commission (4/23/18) Page 3 Physical Features The site contains a 1,332 square foot, one-story single family residence built in The topography of the site slopes from 872 feet above mean sea level where the existing home is located to a low point of 862 feet above mean sea level near the northeastern edge of the site. The Flood Insurance Rate Map (FIRM) for Meridian Township indicates the property is not located in a floodplain and there are no wetlands located on the site. Streets & Traffic The site fronts on Lake Lansing Road. Lake Lansing Road is a two-lane road designated as a Minor Arterial Street. The most recent (2010) traffic count information from the Ingham County Road Department (ICRD) for Lake Lansing Road between Okemos Road and Lac du Mont Drive showed a total of 5,311 vehicles in a 24 hour period. The Township s Pedestrian/Bicycle Master Plan shows a proposed paved pathway along the Lake Lansing Road frontage, which the property owner would have to construct should development be proposed on the site. The table below compares estimated traffic generation for the existing RA zoning district and proposed RC zoning district. It estimates future traffic using data from the highest potential traffic generator allowed in each zoning district, which in this case is one single family house in the RA District and in the RC District an apartment building. Traffic generation was calculated using the estimated maximum number of dwelling units that could be developed on the property under the existing RA and proposed RC zoning districts. Peak Hour trips Existing RA zoning Proposed RC zoning 2.6 (a.m.) 3.5 (p.m.) 7.3 (a.m.) 8.9 (p.m.) Change Weekday trips Utilities Municipal water and sanitary sewer is available in the vicinity of the subject site. The location and capacity of utilities for any proposed development will be reviewed in detail by the Department of Public Works and Engineering at the time of a development submittal. The current house is served by public water and a septic system. Staff Analysis The applicant has requested the rezoning of an approximate 1.12 acre parcel from RA to RC. When evaluating a rezoning request, the Planning Commission should consider all uses permitted by right and by special use permit in the current and proposed zoning districts, as well as the reasons for rezoning listed on page two of the rezoning application. Providing a safe and welcoming, sustainable, prime community.

26 Rezoning #18040 (Whiddon) Planning Commission (4/23/18) Page 4 To estimate potential density of any proposed residential zoning district a factor called maximum dwelling units per acre (du/a) is used that considers minimum lot sizes permitted in the zoning district and reductions for road rights-of-way. The number of units produced using this calculation is just a guide to help identify potential future density, it does not factor in wetland areas, topography, setbacks, soils, utilities, site layout, or other factors that may limit buildable area. The following offers an evaluation of estimated potential density under the current RA zoning arrangement and proposed rezoning to RC: Development under current RA zoning 0.95 acres of RA zoning x 3.57 maximum dwelling units per acre (du/a) = 3 total lots Development under proposed RC zoning 0.95 acres of RC zoning x du/a = 13 total units There are provisions of the RC zoning district that may impact future development of the site: The RC zoning district requires a 50 foot setback from an adjacent single-family residential zoning district boundary for multiple-family buildings containing three or more families. The property, if rezoned, would border the RA (Single Family-Medium Density) district on the north and the east and the RAA (Single Family-Low Density) district on the west. If a duplex is proposed a 40 foot rear yard setback would be required. The 100 front yard setback from the centerline of Lake Lansing Road. All buildings including accessory buildings cannot occupy more than 35% of the net area of land on the property. A minimum of 35% of the total land area exclusive of drives and parking areas must be set aside as open space. Planning Commission Options The Planning Commission may recommend approval or denial of the request, or it may recommend a different zoning designation than proposed by the applicant to the Township Board. A resolution will be provided at a future meeting. Attachments 1. Application and supporting materials. 2. Site survey dated June 21, 2017 and received by the Township on March 16, Rezoning criteria. G:\Community Planning & Development\Planning\REZONINGS (REZ)\2018\18040 (Whiddon)/REZ pc1.docx Providing a safe and welcoming, sustainable, prime community.

27

28

29

30

31

32

33 Part II REASONS FOR REZONING REQUEST Respond only to the items which you intend to support with proof. Explain your position on the lines below, and attach supporting information to this form. A. Reasons why the present zoning is unreasonable: 1) There is an error in the boundaries of the Zoning Map, specifically: 2) The conditions of the surrounding area have changed in the following respects: 3) The current zoning is inconsistent with the Township s Master Plan, explain: 4) The Township did not follow the procedures that are required by Michigan laws, when adopting the Zoning Ordinance, specifically: 5) The Township did not have a reasonable basis to support the current zoning classification at the time it was adopted; and the zoning has exempted the following legitimate uses from the area: 6) The current zoning restrictions on the use of the property do not further the health safety or general welfare of the public, explain: B. Reasons why the requested zoning is appropriate: 1) Requested rezoning is consistent with the Township s Master Plan, explain: 2) Requested rezoning is compatible with other existing and proposed uses surrounding the site, specifically: 3) Requested rezoning would not result in significant adverse impacts on the natural environment, explain: 4) Requested rezoning would not result in significant adverse impacts on traffic circulation, water and sewer systems, education, recreation or other public services, explain: 5) Requested rezoning addresses a proven community need, specifically: 6) Requested rezoning results in logical and orderly development in the Township, explain: 7) Requested rezoning will result in better use of Township land, resources and properties and therefore more efficient expenditure of Township funds for public improvements and services, explain: Page 2

34 To: From: Planning Commission Peter Menser, Principal Planner Justin Quagliata, Assistant Planner Date: April 19, 2018 Re: Rezoning #18050 (Eyde), rezone approximately acres located at 5080 Cornell Road from RR (Rural Residential) to RAA (Single Family-Low Density). Daniel Eyde has requested the rezoning of approximately acres located at 5080 Cornell Road from RR (Rural Residential) to RAA (Single Family-Low Density). The site is located on the east side of Cornell Road, south of Tihart Road, and east of the Georgetown subdivision. The property has feet of frontage on Cornell Road. The Future Land Use Map from the 2017 Master Plan designates the subject property in the R1 Residential dwelling units per acre (du/a) category FUTURE LAND USE MAP

35 Rezoning #18050 (Eyde) Planning Commission (4/23/18) Page 2 Zoning The subject site is zoned RR (Rural Residential). With 370 feet of lot width on Cornell Road and acres (436, square feet) in lot area, the site meets the minimum standards for both lot area and lot width for both the current RR and proposed RAA zoning districts. The following table illustrates the minimum lot width and lot area requirements for the existing RR and proposed RAA zoning districts: ZONING DISTRICT MINIMUM MINIMUM LOT AREA LOT WIDTH RR 40,000 sq. ft. 200 ft. RAA 13,500 sq. ft. 90 ft. ZONING MAP Physical Features The site contains a 1,152 square foot, one-story single family residence built in The topography of the site slopes from 865 feet above mean sea level where the existing home is located to a high point of 869 feet above mean sea level near the eastern edge of the site. The Flood Insurance Rate Map (FIRM) for Meridian Township indicates the property is not located in a floodplain. The Foster Drain is located nearby but does not encroach onto the subject site. Providing a safe and welcoming, sustainable, prime community.

36 Rezoning #18050 (Eyde) Planning Commission (4/23/18) Page 3 Wetlands The Township Wetland Map shows a potential wetland on the site. If development is proposed a wetland delineation report will be required to determine the boundary and size of any wetlands. Future development of the site will be required to comply with the wetland protection ordinance and water features setbacks as applicable. WETLANDS MAP Providing a safe and welcoming, sustainable, prime community.

37 Rezoning #18050 (Eyde) Planning Commission (4/23/18) Page 4 FLOODPLAIN MAP GREENSPACE PLAN Providing a safe and welcoming, sustainable, prime community.

38 Rezoning #18050 (Eyde) Planning Commission (4/23/18) Page 5 The Township Greenspace Plan shows a Fragile Link on the property. A Fragile Link includes areas where Priority Conservation Corridors (PCC) are exceptionally narrow or fragmented. A PCC is a network of ecologically significant open spaces. Cornell Road is designated as a Scenic Road to the west of the site. Streets & Traffic The site fronts on Cornell Road. Cornell Road is a two-lane road designated as a Collector Street. The most recent (2007) traffic count information from the Ingham County Road Department (ICRD) for Cornell Road, between Grand River Avenue and Heirloom View, showed a total of 2,957 vehicles in a 24 hour period. The Pedestrian and Bicycle Pathway Map indicates proposed pathway along Cornell Road. The table on the following page compares estimated traffic generation for the existing RR zoning district and proposed RAA zoning district. It estimates future traffic using data from the highest potential traffic generator allowed in each zoning district, which in this case is one single family house. Traffic generation was calculated using the estimated maximum number of dwelling units that could be developed on the property under the existing RR and proposed RAA zoning districts. Peak Hour trips Existing RR zoning Proposed RA zoning 7 (a.m.) 9 (p.m.) 20 (a.m.) 27 (p.m.) Change Weekday trips A traffic study is required when the trips from the highest potential traffic generator in the requested zoning district would generate more than 100 additional directional trips during a peak hour than the highest potential traffic generator permitted under the current zoning. In this case, the rezoning does not generate greater than 100 peak hour trips so a traffic study was not required. Utilities Municipal water and sanitary sewer are available in the vicinity of the subject site and would have to be extended to serve the subject site. The water and sewer main are currently stubbed at the west side of Cornell Road, across the street from the subject site. The location and capacity of utilities for any proposed development will be reviewed in detail by the Department of Public Works and Engineering at the time of a development submittal. The current house is served by a private well and septic system. Providing a safe and welcoming, sustainable, prime community.

39 Rezoning #18050 (Eyde) Planning Commission (4/23/18) Page 6 While the subject site is located outside the Urban Service Boundary (USB), it is included within the Georgetown Sewer Interceptor Payback District. The payback district was adopted in 2009 to facilitate reimbursement for a sewer main installed by the Eyde Company to serve the Georgetown subdivision. At the time of installation the Township required the Eyde Company to install a larger and deeper sewer main so that it could serve additional properties in the Mud Lake Lift Station service area. The 2017 Master Plan provides an exemption for the properties in the payback district from the USB for sewer extensions only until July 7, 2024 or until the Eyde Company is reimbursed for the installation of the sewer main, whichever occurs first. Township Board approval would be required to extend the water main outside of the USB. GEORGETOWN SEWER PAYBACK DISTRICT MAP Staff Analysis The applicant has requested the rezoning of an approximate acre parcel from RR to RAA. When evaluating a rezoning request, the Planning Commission should consider all uses permitted by right and by special use permit in the current and proposed zoning districts, as well as the reasons for rezoning listed on page two of the rezoning application (attached). Providing a safe and welcoming, sustainable, prime community.

40 Rezoning #18050 (Eyde) Planning Commission (4/23/18) Page 7 To estimate potential density of any proposed residential zoning district a factor called maximum dwelling units per acre (du/a) is used that considers minimum lot sizes permitted in the zoning district and reductions for road rights-of-way. The number of units produced using this calculation is just a guide to help identify potential future density; it does not factor in wetland areas, topography, soils, utilities, site layout, or other factors that may limit buildable area. The following offers an evaluation of estimated potential density under the current RR zoning arrangement and proposed rezoning to RAA: Development under current zoning acres of RR zoning x 0.98 maximum dwelling units per acre (du/a) = 9 total lots Development under proposed RA zoning acres of RAA zoning x 2.64 du/a = 26 total lots If development does not occur via a platted subdivision or planned unit development the site may be subdivided through the land division process. The RR zoning district requires parcels to have at least 200 feet of lot frontage; therefore the property, with 370 feet of frontage on Cornell Road, could not be divided into additional parcels without receiving a variance from the Zoning Board of Appeals (ZBA). If rezoned to RAA, the property could likely be divided into four parcels with 90 feet of lot frontage each; however a waiver would be required from the 3:1 lot depth-to-width ratio to receive approval. Planning Commission Options The Planning Commission may recommend approval or denial of the request, or it may recommend a different zoning designation than proposed by the applicant to the Township Board. A resolution will be provided at a future meeting. Attachments 1. Application and supporting materials. 2. Site survey dated June 5, 2017 and received by the Township on March 12, Rezoning criteria. G:\Community Planning & Development\Planning\REZONINGS (REZ)\2018\18050 (Eyde)\REZ pc1.doc Providing a safe and welcoming, sustainable, prime community.

41

42

43

44

45

46 Part II REASONS FOR REZONING REQUEST Respond only to the items which you intend to support with proof. Explain your position on the lines below, and attach supporting information to this form. A. Reasons why the present zoning is unreasonable: 1) There is an error in the boundaries of the Zoning Map, specifically: 2) The conditions of the surrounding area have changed in the following respects: 3) The current zoning is inconsistent with the Township s Master Plan, explain: 4) The Township did not follow the procedures that are required by Michigan laws, when adopting the Zoning Ordinance, specifically: 5) The Township did not have a reasonable basis to support the current zoning classification at the time it was adopted; and the zoning has exempted the following legitimate uses from the area: 6) The current zoning restrictions on the use of the property do not further the health safety or general welfare of the public, explain: B. Reasons why the requested zoning is appropriate: 1) Requested rezoning is consistent with the Township s Master Plan, explain: 2) Requested rezoning is compatible with other existing and proposed uses surrounding the site, specifically: 3) Requested rezoning would not result in significant adverse impacts on the natural environment, explain: 4) Requested rezoning would not result in significant adverse impacts on traffic circulation, water and sewer systems, education, recreation or other public services, explain: 5) Requested rezoning addresses a proven community need, specifically: 6) Requested rezoning results in logical and orderly development in the Township, explain: 7) Requested rezoning will result in better use of Township land, resources and properties and therefore more efficient expenditure of Township funds for public improvements and services, explain: Page 2

47 To: From: Planning Commission Peter Menser, Principal Planner Date: April 18, 2018 Re: Accessory Dwelling Units The Planning Commission last discussed accessory dwelling units (ADUs) at its meeting on February 26, At the meeting the Planning Commission requested staff to develop draft ordinance language for Accessory Dwelling Units (ADUs). Planning staff does not support proceeding with an ADU ordinance at this time. ADUs represent a significant policy change for the Township and may have considerable impacts to single-family neighborhoods. The zoning districts that correlate with the R3 Future Land Use Map category, the RA (Single Family-Medium Density), RB (Single Family-High Density), and RX (Duplex) zoning districts, are comprised of mostly single-family neighborhoods where additional rental units may not be welcome. Furthermore, there has not been a demonstrated need identified by Township residents for ADUs to support the policy change. In the future ADU policy can be revisited, but for now staff suggests spending the Planning Commission s limited time on upcoming development projects and other policy initiatives. At that time the Planning Commission can seek feedback on the desire for a policy from other boards and commissions in the community. G:\Community Planning & Development\Planning\ZONING AMENDMENTS (ZA)\2018\Accessory Dwelling Units.pc4.doc

48 To: From: Planning Commission Peter Menser, Principal Planner Date: April 20, 2018 Re: Form-based code work session The Planning Commission will hold a work session on Monday, April 30, 2018 in the Town Hall Room of the Meridian Municipal Building (5151 Marsh Road, Okemos, MI, 48864) to discuss the draft form-based code ordinance. The work session will begin at 6:00 p.m. and run until approximately 9:00 p.m. at the latest. Representatives from the Shaping the Avenue consultant team will be attending the work session to present information and answer questions. Members of the Township Board, Corridor Improvement Authority, and Downtown Development Authority were also invited to attend the meeting. G:\Community Planning & Development\Planning\Shaping The Avenue\FBC work session.pc1